Trapped: The unfortunate reality of subdivided housing in Hong Kong and the challenges for stakeholders to mitigate the crisis Olivia Wilk Summer 2017 1. Abstract Hong Kong is currently experiencing an affordable housing crisis. The immense wealth gap, inflated housing costs, and lack of access to public housing have driven tens of thousands of people to live in subdivided housing. While the government has been relatively inactive in addressing the situation, in recent years, grassroots groups have emerged and begun working towards solving this pressing issue. My research aims to examine the actions of different groups seeking to solve this problem and the collaborations between them. Through analyzing the different approaches by non-governmental organizations and the obstacles they have faced, this research suggests that both state and non-state action is needed to improve the problem. Introduction Although Hong Kong is a global center of wealth, the reality for many residents in this city is juxtaposed to the region’s image of prosperity. While the lifestyles of some affluent Hong Kong residents are lavish, life for millions is filled with struggle and financial insecurity. In fact, the struggle to find housing impacts nearly half of the population (Hong Kong Housing Authority, 2017). The lack of affordable and adequate housing in Hong Kong coupled with the increasing demand for living spaces has led to the growth of a phenomenon known as subdivided housing. Traditional subdivided housing refers to the division of a standard apartment into multiple dwellings in order to maximize the number of people who can occupy a small space. Another form of less common subdivided housing, known as “bedspace apartments” or “cage homes,” are bed- sized rental spaces resembling animal cages that are often found in dilapidated factories and abandoned buildings. With astronomical rental rates in the private market and a lack of supply in the public market, hundreds of thousands of people in Hong Kong are left with no other option than to live in these types of inadequate housing arrangements (Ng, 2017). Figure 1: Subdivided Housing Source: South China Morning Post, 2017 Subdivided housing offers an opportunity for those with no other viable shelter option, but general livelihood is severely affected by the state of these residences. Makeshift wiring, lack of proper ventilation, and insect infestation are a just a few of the repercussions that arise when these facilities are constructed with no regard for building codes (Buildings Department, 2017). The cramped living spaces pose a hazard to all residents, yet the health and safety for tens of thousands subdivided housing residents is not accounted for. While government programs, such as Public Rental Housing (PRH), have provided affordable housing for some low-income individuals, the system has not been sufficient to solve the housing crisis. In Hong Kong, many are denied the service or are forced to wait up to ten years to acquire public housing (Zhao, 2016). Furthermore, the government has been largely criticized for their inaction on the issue. Their lack of rent control and failure to enforce landlord-tenant agreements in the past decade has not held people who are perpetuating this problem accountable, allowing for the growth of subdivided housing (Ngo, 2013). Due to the negative reception of current government policy and the need for adequate housing across Hong Kong, non-governmental organizations have emerged and are currently at the forefront of developing methods to address this issue. My research explores the different initiatives by non-governmental organizations and how they have collaborated with one another in recent years. In order to rectify the crisis of subdivided housing, it is imperative to understand how different stakeholders can come together to address this matter. 2. Literature Review A review of the complex history of Hong Kong’s private and public housing market is key to gaining a better understanding of the current situation and conditions that have exacerbated the problem. While homelessness and poverty were societal dilemmas that Hong Kong faced prior to the 1950’s, the lack of affordable housing was brought to the forefront in this decade when a surge of refugees came from mainland China and settled in squatter camps in the outskirts of the city (Smart, 2004). The public housing programs in Hong Kong emerged in the 1950’s after a fire in a squatter settlement left tens of thousands of recent mainland Chinese immigrants homeless. As a result of this incident, the Resettlement Department was instituted by the Hong Kong government in an effort to provide immediate relief to the victims, and subsequently, the former Hong Kong Housing Authority was established in order to improve living conditions city-wide and eliminate the health and safety concerns present in low-income areas. In 1973, the former Hong Kong Housing authority was replaced by the new Hong Kong Housing Authority in an attempt to accelerate the development of public housing. To this day, this department maintains control over public housing units in Hong Kong and possesses authority over current housing policies (Hong Kong Heritage Museum, 2004). Figure 2: Shek Kip Mei fire that spurred the development of public housing Source: The University of Hong Kong Libraries, 2017 Today the Public Rental Housing Program is widely seen as an ineffective solution to the lack of affordable housing in Hong Kong, and has been a recipient of criticism from academics and community organizations (Ng, 2017). The requirements for living in Hong Kong’s public housing are extremely strict and even those who are eligible face obstacles when seeking housing. Public rental housing in Hong Kong is distributed across four districts: the primary urban area, the extended urban area, the new territories, and outer islands. While the majority of work opportunities, community facilities, and general amenities are located in the urban area, finding public housing in this region is almost impossible. Not only is the wait time for PRH in the urban area approximately ten years, in comparison with a three-year wait for all other locations, but furthermore, but those who have registered for PRH after 2012 are limited to only applying for housing in non-urban areas (Hong Kong Housing Authority, 2017). Moreover, the specific and strict requirements for applicants completely exclude a vast number of Hong Kong residents in need, leaving them without an option for adequate housing whatsoever. In order to gain a spot on the PRH waitlist, applicants must have seven years of residency in Hong Kong and their income can not exceed an amount set by the Hong Kong Housing Authority at anytime during the application period. For example, the income for a family of four applying for PRH cannot exceed $26,690 HKD ($3,414 USD) and they can be removed from the waitlist if their income fluctuates. Not only does this policy restrict recent immigrants from mainland China, who historically prompted the creation of the PRH system, but it also places applicants in a precarious financial position where they are de-incentivized from increasing their income in order to maintain a spot on the waitlist. While the South China Morning Post has been the primary source recounting the growth of subdivided housing in Hong Kong, the most recent in-depth academic analysis of this issue is a 100 plus page report by the Hong Kong Institute of Education entitled Subdivided Housing Issues: Causes and Solutions. It is widely acknowledged that the imbalance between the supply and demand of housing has sparked this phenomenon, yet the reasons for which this imbalance is so prevalent are more complex. This complexity is the primary focus of the paper. The authors note that while the urban regions on Hong Kong Island and Kowloon posses population densities between 16,320 and 44,760 people per square kilometer, making the population density of Hong Kong one of the highest in the world, only one-fourth of Hong Kong land has been utilized, and furthermore, only 2% of total land has been designated for public residential purposes. Additionally, the government, which possesses a monopoly over land, has decreased its allocation between the 1990’s and 2000’s despite the simultaneous increase of migrants from mainland China. While reforming land allocation policies could ease the gap between the supply and demand of land, nearly 40% of Hong Kong’s territory is protected as natural reserves. The tension between environmental protection and housing justice adds another unique dimension to this shortage issue, demonstrating the complexity of territory allocation from the perspective of the government and suggesting that they have remained relatively inactive in order to avoid conflict with the many actors that have a stake in Hong Kong’s housing market. This report also contains an in-depth analysis of the Hong Kong government’s position on subdivided income housing, suggesting that the government’s inconsistent approach has also perpetuated this problem by shifting between long periods of inaction and sudden crackdowns on subdivided developments. The Buildings Department and Urban Renewal Authority have become more harsh on subdivided housing in recent years, yet their demolition schemes have not improved the subdivided housing crisis and only left vulnerable residents homeless. Although removal orders have been increasing since 2007, there are no official government statistics on subdivided